It is a dozen years since I purchased my property in Shard End. Conveyancing lawyers have now been instructed on the sale but I am unable to locate the title deeds. Will this cause complications?
Don’t worry too much. First the deeds may be with the lender or they may stored with the solicitor who acted in the purchase. Secondly the chances are that the property will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors procuring up to date copy of the land registers. The vast majority of conveyancing in Shard End relates to registered property but in the rare situation where your property is not registered it is more tricky but is resolvable.
I have decided to exercise my right to buy my property in Shard End off the council. I have a mortgage offer with Santander. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Santander, you will need to appoint a solicitor on the Santander conveyancing panel.
Completion of my remortgage has taken place for my property in Shard End. Conveyancing was satisfactory but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
Most lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
I had an offer accepted on an apartment in Shard End on 25/10/2018, valuation was booked five days later, received a clean bill of health. Property lawyer instructed, so all that was missing was my mortgage offer. Having made daily calls to TSB and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the TSB conveyancing panel. Can the lender hold off the offer?
Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for TSB to deal with your lawyer's application to be on the TSB conveyancing panel. There's no guarantee that your solicitor will be accepted.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Shard End?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Shard End. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
How does conveyancing in Shard End differ for newly converted properties?
Most buyers of new build or newly converted property in Shard End come to us having been asked by the builder to exchange contracts and commit to the purchase even before the premises is ready to move into. This is because builders in Shard End usually buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Shard End or who has acted in the same development.
My brother has recommend that I appoint his conveyancers in Shard End. Should I find my own solicitor?
No doubt it’s preferable to find a conveyancing solicitor is to get feedback from friends or family who have experience in using the conveyancer that you are are thinking of instructing.